Cash flowing properties do exist but you must be patient for them to come and be ready to jump when they do come.

Overall, this niche works for us, but it has required us to be very patient through vacancies. 

If he’s paying, is able to pay, and you have a deposit, I would be patient.

I think there are deals almost everywhere if you can be patient and tenacious.  

Ultimately, that is what is going to bring you the most satisfaction in life. 

Be patient.

If you don't have to move for 5 years, means you can afford to be patient to find just the right deal to buy and then rent.Highly recommend you hire a PMC to handle if you pull the trigger, since you don't seem to want to be a landlord for the long-term.

The key is to be patient and methodical. 

Yeah I figured it'll be difficult to find something that cash flows right away due to interest rates but I'm a patient guy, I'll be learning about creative financing soon just in case it makes sense to go that route and if I have to do something like MTR's then so be it.Regarding the down payment, I'm saying that my intention is to withdraw my contributions from my Roth IRA so as not to incur any taxes or penalties but only if the returns on real estate are as good or better than what can be expected in the stock market.

If the Owner wants additional estimates, there will be a "cost" in time delays obtaining those; and; they will not have our assurance of satisfaction if we have no experience with the vendor.